城镇土地定级估价是土地资源管理的一个重要组成部分。通过城镇土地定级和基准地价更新可以保证国家土地所有权在经济上的实现以及利用经济手段强化土地资产管理，可以促进土地使用制度改革，有偿出让、转让国有土地所有权，加强国家对土地市场的管理，促进正常交易，从而为全面、科学、合理地使用城镇土地提供依据。城镇基准地价作为政府对地价实行宏观管理和控制的标准，必须反映真正的地价水平，才能充分发挥其作用，这就要求我们必须实时对基准地价进行更新。 本文基于甘肃省白银市靖远县土地级别与基准地价的更新，首先分析了课题的国内外研究现状，探讨了城镇定级和基准地价更新的若干技术。在城镇土地定级中，讨论了城镇土地定级的工作步骤、因素体系的建立、因素资料的整理和量化等。基准地价中着重讨论了样点地价计算和修正的常用方法，利用样点地价平均值法对基准地价进行了求解和分析，并进行了检验。最后提出了一种土地级别与基准地价实时更新的方法——主要因素因子比较法： （1）对所有因素因子进行分析比较后，只选取对土地级别以及基准地价影响较大的因素因子，舍弃影响较小或者无影响的因素因子。利用这些因素因子，选定所有因素因子变化较大的土地级别待调整区域； （2）根据选定的待调整区域选取相应的参照区域，建立数学模型，判定选定的待调整区域的土地级别是否需要调整，在上一轮土地级别数据和资料的基础上对土地级别进行调整，来完成土地级别的更新； （3）在土地级别更新的基础上，运用样点地价平均值法，对某一均值区域的样本数据进行平均而获得样本平均地价，以此来完成基准地价的更新。 本方法能大大简化土地级别及基准地价更新的工作量，并可根据影响地价的主要因素因子的变化情况，以本轮土地定级和基准地价更新数据及资料为基础，实现土地级别及基准地价的实时更新。土地级别和基准地价的实时更新不仅能够及时、客观地反映土地的价值，而且还能避免定期的大规模的土地级别和基准地价的更新。

The urban land grades and land price evaluation is an important part of land resource management. It could guarantee the country land ownership in the economical realization as well as strengthen land property management through the town land classification and renewal of norm land value. It also can accelerate the speed of land use system innovation, paid remise or attorn the property rights of state-owned land, strengthen the management of land market, promote normal business. The urban land grades and land price evaluation provide comprehensive, scientific and reasonably evidences for making use of the town land. The urban benchmark land price as the standard of government’s macro-management and control must reflect the real price level, thus it could play its role fully. So we must update the benchmark land price in time. Based on the land grades and benchmark land price updating of Jingyuan county in Gansu province, first of all, this thesis analysis the research situation of this subjects from domestic to abroad, discuss the urban land classification and benchmarks to update technology. Regarding grading of land in cities and towns, we discuss the steps of urban land grading, establish the factor system, collect and quantify the information of factors. During the part of benchmark price, we focused on the normal methods of samples and revised the land, solution and analysis the benchmark land price by utilize the method of samples on the benchmark average price premium,and test the result. Finally, the author put forward a new method for the benchmark land price and land grades updating ——main factors comparison method: (1)By comparing and analysing all the factors, we select the factors which much more influence the benchmark land price and land grades, give up the factors which have smaller or no effect on that. Based on these factors, we choose the genes which changes biggish in the region that need to be adjusted; (2)According to the selected region which need to adjusted, we choose the corresponding reference region and set up a mathematical model to determine whether the region need to adjust the land grades. Based on the data and information of the land grades which investigated last round, we adjust the land grades and finish the land grades updating; (3)Based on the updating of the land grades, we make use of sample land average price method to gain the average sample land price from the sample average data in specifically region. It could finish the land grades updating. This method greatly simplifies the workload of the benchmark land price and land grades updating. According to the change status of main genes which influence the land price, we can complete the benchmark land price and the land grades updating based on the data of benchmark land price and land grades which investigated last round. The real-time updating of land grades and benchmark land price will not only reflect the land value timely and objectively, but also avoid large-scale regular updating of it.